Yeah, I saw folks working on the line in the kitchen when I drove by earlier this afternoon. Probably training meals.

http://img.tapatalk.com/d/14/04/25/ajajudev.jpghttp://img.tapatalk.com/d/14/04/25/a4y6ytyq.jpg
Some TLC needed here


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Going for the zeroscape approach?

The landscaping is pretty Spartan. I'd like some more green, it's not like they lack the people to take care of it. Maybe if Aloft keeps their up it'll shame them into getting on the ball.

They are having a contest to see which turns yellow the fastest... Their stucco, or their landscaping!

Tomorrows' ghetto, today!

And if things don't deteriorate on their own... We'll have our resident dogs crap all over it!

I deleted some posts that were too personal.


I'm really surprised that Richard McKown isn't putting more into the landscaping and keeping this neighborhood nicer, as he is more heavily invested in Deep Deuce than anyone: Level, Mosaic, OKSea, and a future project north of Calvary church.

I can understand not being too concerned with the tremendous amount of construction at Urban Johnnies and Aloft, but that is now wrapped.

Has anyone spoke to him about the upkeep? You'd think he'd be responsive.

^ given that these are mostly cosmetic issues, I don't see any reason to believe that they are not hard to correct.

I believe someone mentioned that they were cleaning up the stucco? Landscaping should be pretty easy, and we need to remember we just recently got out of what seemed to be a long winter.

Being relatively easy to correct makes the current state of landscaping even more puzzling (and less excusable).

Yes, it was a hard winter but the landscaping has never looked good even in nicer months; and we are closing in on May now.

What is the the Level developers backgroud? Someone said it is Ideal Homes out of Norman. If that is true......

They are having a contest to see which turns yellow the fastest... Their stucco, or their landscaping!

Tomorrows' ghetto, today!

And if things don't deteriorate on their own... We'll have our resident dogs crap all over it!

Here we go with the dog poop again. Seriously, do you think it's just the renters who don't pick up after their dogs?

As for the stucco, the Styrofoam on the brownstones has a multiyear head start, so....

Here we go with the dog poop again. Seriously, do you think it's just the renters who don't pick up after their dogs?

Careful...

^ given that these are mostly cosmetic issues, I don't see any reason to believe that they are not hard to correct.

I believe someone mentioned that they were cleaning up the stucco? Landscaping should be pretty easy, and we need to remember we just recently got out of what seemed to be a long winter.

They've been working on issues in the hallways, and they replaced pretty much every piece of window and door trim. The place clearly needs work.

Here we go with the dog poop again. Seriously, do you think it's just the renters who don't pick up after their dogs?

As for the stucco, the Styrofoam on the brownstones has a multiyear head start, so....

McKown could easily convert the vacant property he owns north of Calvary into a dog park.

Might go a long way in terms of rebuilding good will in the neighborhood.

McKown could easily convert the vacant property he owns north of Calvary into a dog park.

Might go a long way in terms of rebuilding good will in the neighborhood.

I thought they were doing a "level-east"/ another Mosaic-type build there?

I thought they were doing a "level-east"/ another Mosaic-type build there?

Not for a while.

Not for a while.

Well, a dog park would be welcome in light of that.

Kind of hard to see...stucco repairhttp://img.tapatalk.com/d/14/04/25/3ugaqyta.jpg


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Well, a dog park would be welcome in light of that.

Just learned there will be a dog park integrated into OKSea (also owned by McKown).

Kind of hard to see...stucco repairhttp://img.tapatalk.com/d/14/04/25/3ugaqyta.jpg


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7603

They should have just gone with poorly painted Styrofoam with level, it would have matched the existing structures.

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Some TLC needed here


Sent from my iPhone using TapatalkIf they used some nice pebbles, it would be nice. I really think we should be a bit more conservative on our landscaping techiniques and encourage more xeriscaping here.

If they used some nice pebbles, it would be nice. I really think we should be a bit more conservative on our landscaping techiniques and encourage more xeriscaping here.

Native grasses would have been fine and low maintenance

Native grasses would have been fine and low maintenanceYeah, I really like the look to. Some people don't I suppose.

7603

They should have just gone with poorly painted Styrofoam with level, it would have matched the existing structures.

At least the Styrofoam was never intended as the permanent exterior...the faux stucco was. And, unfortunately it will only get worse over time whereas the Styrofoam is being covered with brick on one end and will be eventually on the other.

It may be an over generalization (so if it is I apologize), but it seems to me that most of the local developers/owners look at landscaping as an expense item only and do as little as possible. I know that maintenance of landscaping can be hard in OKC, but if the right plants are used and the right watering system is invested in, and properly trained maintenance personnel are hired then it can be done well.

It may be an over generalization (so if it is I apologize), but it seems to me that most of the local developers/owners look at landscaping as an expense item only and do as little as possible. I know that maintenance of landscaping can be hard in OKC, but if the right plants are used and the right watering system is invested in, and properly trained maintenance personnel are hired then it can be done well.

I definitely agree, almost seems like an afterthought to most of them.

Regarding level, a key issue is that the landscaping is walked on. The gravel kind of encourages it. If they did a traditional landscaping job and eliminated the gravel, it would maintain itself better.

Regarding level, a key issue is that the landscaping is walked on. The gravel kind of encourages it. If they did a traditional landscaping job and eliminated the gravel, it would maintain itself better.

Something like a 6" lip on the concrete would have given some scale and kept it from being walked on so much.

Regarding level, a key issue is that the landscaping is walked on. The gravel kind of encourages it. If they did a traditional landscaping job and eliminated the gravel, it would maintain itself better.

Yeah, I've thought the same thing. I actually like the type of landscaping involved, but I think the rugged appearance makes people think it's OK to walk on. Top that off with the facts that it is a pedestrian-heavy street and that in general people suck anyway, and it's a recipe for trampling.

Native grasses would have been fine and low maintenance

Agree. They could even mix in some stone placements to reduce the square footage that's needed to be maintained. Really, just about anything other than kitty litter looking gravel and tufts of tall grass laid placed in an odd grid like pattern would be an improvement. Was this grass supposed to be rhizome grass and spread? I don't know what the bid was on the landscaping, but I can't imagine this is what they really wanted.

7603

They should have just gone with poorly painted Styrofoam with level, it would have matched the existing structures.

Cute. But, as bad as the brownstone ends look, they will go away and eventually be covered with brick facades or more development. Level's stucco and its need for ugly patch work never will.

Cute. But, as bad as the brownstone ends look, they will go away and eventually be covered with brick facades or more development. Level's stucco and its need for ugly patch work never will.

Well, the brownstones had 7-8 yr head start and only one of the Styrofoam ends is slated for coverage. Lets see how Level ages.

Well, the brownstones had 7-8 yr head start and only one of the Styrofoam ends is slated for coverage. Lets see how Level ages.

That's the problem. Level is newer, but looks more worn out. It's already aged a lot for how long it's been there. It's been pointed out how much work they've had to do just to keep from really going to crap. It'll be an ongoing battle that only a major facade change will fix. The brownstones will be fine when finished. Level is finished and it's problems are ongoing by design. The brownstone developers and/or owners should fix the ends and can be fixed. Level is what it is and will eventually be covered in those half assed stucco patches. They could fix the landscaping, but the building itself is in rapid decline and it's soon going to face competition of better quality design and construction.

I bet they will eventually come in and do an exterior renovation. The location is too good.

The building's appearance may be in decline, but I'm sure it is structurally sound for years to come.

I bet they will eventually come in and do an exterior renovation. The location is too good.

The building's appearance may be in decline, but I'm sure it is structurally sound for years to come.

I hope you're right. Probably just depends on if the operator is interested in staying ahead of the competition. Worst part would be for it to get to a point where it's too late and you have to wait for it to get so bad that a buyer can get it at a price where a renovation makes sense. The worst part is that we're even talking about it needing one at this point.

The problem is that usually shortcuts in construction materials and products are not limited to one area. I hope the faux stucco is the worst of the problems as the building ages. This is what I was originally pointing out and called down on it because the building was "cool". EIFS/faux stucco, or whatever you want to disguise it as will age poorly compared to other materials. It is the same as construction using through the wall cheap heating an air...it causes the building to age badly. These kind of things is why so many suburban apartment buildings and limited service hotels/motels have relatively short lives. We should learn not to import the suburban problems to the inner city. If you don't think you can have rolling rotting sections downtown, think again. We need to insist on quality construction for sustainable buildings. Less stick buildings, less faux stucco, less through the wall air conditioning, less cheap building products period. We don't want to have to re-build or abandon in 20-30 years.

I think this is a perfect example of why OKC developers need to get away from using stucco. It doesn't hold up well against the elements here. Siding isn't much better as Block 42 is also looking awful on the north side with pieces falling off. Brick and concrete are the only way to go and will be cheaper in the long run.

The problem is that usually shortcuts in construction materials and products are not limited to one area. I hope the faux stucco is the worst of the problems as the building ages. This is what I was originally pointing out and called down on it because the building was "cool". EIFS/faux stucco, or whatever you want to disguise it as will age poorly compared to other materials. It is the same as construction using through the wall cheap heating an air...it causes the building to age badly. These kind of things is why so many suburban apartment buildings and limited service hotels/motels have relatively short lives. We should learn not to import the suburban problems to the inner city.

I live a Level, and aside from the stucco, my only other complaint as far as materials is that the cabinetry is pretty cheap. The counters and flooring is fine, better than I've had in other rentals, same as in a condo a friend bought nearby. Seems to be fairly well insulated, as my utilities are cheaper than the last place. I need to see if they do smarthours.

I live a Level, and aside from the stucco, my only other complaint as far as materials is that the cabinetry is pretty cheap. The counters and flooring is fine, better than I've had in other rentals, same as in a condo a friend bought nearby. Seems to be fairly well insulated, as my utilities are cheaper than the last place. I need to see if they do smarthours.

I am referring more to the stick built and what's in the walls (plumbing, wiring, etc.), roof construction etc. There are lots of ways to do the minimum. I am not saying they did at Level, but there are lots of ways to trim and still make the visible parts look pretty good when new. Faux stucco is an item that can look pretty good when new, but after 20 years not so much. And, we've seen the stain and cracking problems already. And when cracking sets in there is a good chance moisture penetration in the walls occurs. They will have to be vigilant in the maintenance and hope it doesn't look patched.

How is the noise segregation between apartments? Any sound issues with walls or ceilings/floors?

There is a reason the early builders in OKC used brick and stone. Their stuff had to last with minimal upkeep.

Vernacular architecture - Wikipedia, the free encyclopedia (http://en.wikipedia.org/wiki/Vernacular_architecture)

As much as most of us dislike EIFS, it shouldn't be cracking so soon in it's life.

Sounds like there were some issues with the construction.

How is the noise segregation between apartments? Any sound issues with walls or ceilings/floors?

I've been at Level four months now and can honestly say I have not once heard my neighbors and have only heard people in the hall a handful of times.